<PAGE>
                                                                   Exhibit 10.a1

                                      Lease



                     The following lease is being concluded


                                     between


                               Mair GmbH & Co. KG

                       Nederlinger Strabe 11, 80638 Munich

                     - hereinafter referred to as landlord -



                                       and



                          Or Industrial Computers GmbH

                      Sieglindenstr. 19 1/2, 86152 Augsburg

                      - hereinafter referred to as tenant -

<PAGE>

          Lease between Mair GmbH & Co. KG and Or Industrial Computers GmbH

Section 1    Leased property

             1.     The following areas are being leased in the property
                    constructed on the premises located at Memminger Stra(beta)e
                    14 in Augsburg:

<TABLE>
<CAPTION>
             Leased areas                    Surface area         Price (DM)   Total monthly rent
                                            (square meters)                           (DM)
             ---------------------------- -------------------- --------------- ------------------
<S>                                              <C>                <C>             <C>     
             3rd floor                           446                10.50           4,683.00
             4th floor                           446                10.50           4,683.00
             5th floor                           446                10.50           4,683.00
             6th floor                           446                10.50           4,683.00
             Basement rooms K11 and K12          167                 5.00             835.00
             Parking spaces                       30                30.00             900.00

                                                                                   20,467.00
                                                                                   =========
</TABLE>

          2.        A variance of up to 3% between the leased area specified in
                    the floor plan and the actual area does not constitute a
                    claim for modification of rent on the part of either the
                    landlord or the tenant. If there is a variance of more than
                    3%, rent will be adjusted in accordance with the full amount
                    of the variance.

          3.        The landlord shall only be held liable for structural
                    defects in the event of gross negligence.

          4.        The tenant engages in the manufacture and sale of electronic
                    devices, as well as hardware and software, in the leased
                    space. He is also entitled to engage in similar business
                    operations in the leased space. The leased premises may only
                    be used for other purposes with the prior written approval
                    of the landlord.

          5.        The tenant has been issued a sufficient number of keys for
                    the duration of the rental period. The tenant agrees to
                    return all keys upon termination of the rental period.

          6.        The rent will be increased annually by 2.5% on January 1st
                    of each year. Each increase will be based on the most recent
                    applicable rent.


Section 2    Term of lease

          1.        The lease begins on January 1, 1996 or upon occupation of
                    the premises, but no later than February 1, 1996.

          2.        The lease is being concluded for a period of ten years.
                    Unless it is canceled by one of the contracting parties no
                    later than one year prior to expiration of the

<PAGE>

                    term of the lease, the lease will be automatically extended
                    for periods of five years each.

          3.        In addition, the tenant will be given the option of leasing
                    the space on the ground floor, as well as space on the 2nd
                    floor, five years after the beginning of the lease. Should
                    the space on the ground floor and on the 2nd floor be leased
                    to outside tenants during this five-year period,
                    arrangements can be made so that the Or Company is
                    responsible for this property as the general tenant. The
                    conditions will be established when the option is exercised.

          4.        Notice of termination must be delivered by registered
                    letter, which must be received by the other contracting
                    party no later than the last business day prior to the first
                    day of the period of notice. The timeliness of termination
                    will be determined by the date on which the letter of
                    termination is received by the contracting party.

          5.        During the notice period, the tenant must permit the posting
                    of for-rent signs in windows and other suitable locations.

          6.        Section 568 BGB does not apply upon expiration of the rental
                    period. Any lease extension agreements must be made in
                    writing.

Section 3    Extraordinary termination

          1.        Both contracting parties are entitled to the extraordinary
                    termination of the agreement for good cause.

          2.        The landlord can terminate the lease for good cause
                    effective immediately if

                    a.)       the tenant is more than two months in arrears,
                              partially or fully, with payment of rent or other
                              payment obligations,

                    b.)       the tenant or individuals acting on behalf of the
                              tenant is responsible for substantial harassment
                              of the landlord, other tenants, or individuals
                              acting on behalf of these parties,

                    c.)       the tenant continues to use the premises in
                              violation of the terms of the lease or continues
                              the unauthorized relinquishment [of the premises]
                              to third parties, in spite of having been warned
                              not to do so by the landlord,

                    d.)       the tenant files application for the institution
                              of reorganization or bankruptcy proceedings,
                              extrajudicial proceedings to regulate debt are
                              instituted, or the tenant defaults,

                    e.)       the tenant's liability base becomes significantly
                              impaired in comparison to the conditions indicated
                              at the time of lease signing,

<PAGE>

                    f.)       the tenant fails to meet his remaining contractual
                              obligations within a reasonable period of time, in
                              spite of having been warned in writing by the
                              landlord.

          3.        In the event of a premature termination of the lease for
                    which the tenant is responsible, the tenant will be liable
                    for the loss of rent, collateral fees and other services for
                    the period of time [in question], as well as all other
                    losses suffered by the landlord as a result of premature
                    termination of the lease. Continued payment of the agreed
                    rent and any applicable collateral fees until the end of the
                    term of the lease may be required as minimum damages, unless
                    the landlord has indemnified himself or could have
                    indemnified himself by otherwise leasing the space.

          4.        A claim for reimbursement of the security payment or any
                    rent paid in advance does not exist for the duration of the
                    agreed term of the lease. The landlord is entitled to retain
                    these security payments until the intended termination of
                    the lease, unless a replacement tenant with the same credit
                    standing has been found or could have been found.

Section 4    Premature termination of the lease

          1.        The tenant is entitled to demand cancellation of this lease
                    during the lease period if he assumes other office space on
                    the property from the landlord in application of the right
                    to rent property provided in this lease. The tenant is also
                    entitled to demand cancellation of this lease with three
                    months' notice during the term of the lease if he provides
                    the landlord with a subsequent tenant with the same credit
                    standing who is acceptable to the landlord.

          2.        If a subsequent tenant is not provided, the lease can be
                    terminated with three months' notice if the tenant agrees to
                    pay damages of DM 50,000.00

          3.        The parties to the lease will arrange the details of
                    cancelling this lease according to the situation on hand,
                    with the stipulation that a clean transition must be
                    guaranteed.

Section 5    Rent

          1.        The monthly rent amounts to DM 20,467.00 (in words: Twenty
                    thousand four hundred and sixty seven German marks), plus
                    the applicable value-added tax.

          2.        In addition to the rent, the tenant is responsible for
                    payment of a share of the following incidental expenses
                    based on the ratio of the space being leased to him to the
                    total rental space on the property:

<PAGE>

                    a.)       the cost of heating, air-conditioning, lighting,
                              sprinkler system, etc.;

                    b.)       the cost of common areas and facilities;

                    c.)       the cost of the water supply;

                    d.)       the costs of cleaning the building, including the
                              common areas and rooms, the external glass and
                              facade areas, as well as the cost of pest control;

                    e.)       the costs of street cleaning and of maintaining
                              and repairing all outside facilities, such as
                              landscaped areas, sidewalks, parking lots, access
                              roads, etc., as well as the cost of snow and ice
                              removal;

                    f.)       drainage costs;

                    g.)       waste disposal costs;

                    h.)       chimney sweeping fees;

                    i.)       the costs for building personnel, as well as
                              equipment and materials required for operation and
                              cleaning of the building;

                    j.)       the cost of operating a freight elevator;

                    k.)       the cost of operating and maintaining the common
                              antenna;

                    l.)       the cost of purchasing, maintaining, and operating
                              temperature measuring equipment, including that
                              installed due to regulatory requirements after
                              conclusion of the lease;

                    m.)       the cost of building insurance, except fire
                              insurance, building liability insurance, and
                              property taxes.

          3.        The landlord or a firm commissioned by the landlord shall
                    prepare the final bill for incidental expenses during the
                    first half of each year following the year in which these
                    expenses were incurred. The landlord is entitled to change
                    the billing method and period for incidental expenses or to
                    change individual incidental expense items. The landlord is
                    entitled to require suitable monthly advance payments on the
                    aforementioned incidental expenses. These payments can be
                    adjusted and set accordingly to reflect actual use. The
                    landlord is also entitled to transfer the collection of
                    payment for individual incidental expenses, such as heating
                    costs, electricity costs, etc., directly to the applicable
                    utility company. All municipal fees must be paid directly by
                    the tenant. Should the City of Augsburg bill the landlord
                    for these fees, they will be charged to the tenant.

          4.        In coordination with the landlord, the tenant agrees to pay
                    the invoicing party directly for all incidental expenses
                    incurred, if possible.

          5.        The tenant is responsible for payment of incidental
                    expenses, regardless of whether and to which degree he uses
                    the common areas of the general property.


Section 6    Payment of rent and incidental expenses

          1.        Rent is payable monthly, in advance, by no later than the
                    third business day of each month into an account to be
                    specified by the landlord. The timeliness of

<PAGE>

                    payment shall be determined by the date on which funds are
                    received, and not by the mailing date.

          2.        If payments are in arrears, the landlord is entitled to
                    charge collection fees and late payment fees. This does not
                    affect the assertion of other claims for damages.

          3.        In response to any instructions provided by the tenant, the
                    landlord may, at his own discretion or consideration, use
                    payments made by the tenant to offset unpaid liabilities
                    arising from this agreement or other agreements concluded
                    with the tenant.

          4.        Rent will be prorated by calendar days for the month of
                    transfer. Each calendar day, including the date of transfer,
                    shall correspond to 1/30 of the monthly rent and incidental
                    expenses.

          5.        The tenant is not entitled to offset the landlord's claims
                    arising from this lease with disputed counter-claims or to
                    use such counter-claims to assert the right of retention.
                    The tenant can assert claims for reduction if the use of the
                    leased space was compromised, but not in a purely
                    insignificant manner.


<PAGE>

Section 7    Security

          1.        To secure all payment obligations arising from this
                    agreement, the tenant is obligated to pay the landlord a
                    security in the amount of DM 50,000.00 upon transfer of the
                    leased property. The security payment will not be returned
                    until all obligations of the tenant are paid, especially
                    those for payment of rent, incidental expenses, and
                    maintenance costs, and until the leased property has been
                    vacated and surrendered.

          2.        6.3% in annual interest will be paid on the cash security
                    payment. Interest payments are due on the 31st of December
                    of each year.

          3.        The security payment may not be mortgaged or assigned.


Section 8    Heating

          1.        The heating system is a shared system. In addition to normal
                    heating costs, the cost of operation, care, and maintenance
                    of the heating system and of the temperature measuring
                    service, as well as repair of the system, will be
                    distributed among all tenants based on the ratios of space
                    rented by individual tenants to the entire rented space in
                    the building (see Section 5, section 2).

          2.        A partial or full shutoff of the heating system due to a
                    local fuel shortage does not entitle the tenant to assert
                    claims for reduction or damages. The same applies to all
                    other types of necessary interruptions in service.


Section 9    Subletting

          1.        The tenant is entitled to sublet or allow third parties to
                    use the leased space, provided he complies with the
                    stipulations for use of the leased space described under
                    Section 1. Before concluding a sublease or beginning any
                    other form of surrender of use, the tenant must notify the
                    landlord of his intention to do so. The landlord can
                    prohibit subletting or other surrender of use for good
                    cause.

          2.        In the event of unauthorized subletting or surrender of use,
                    the landlord is entitled to have any company signs of
                    companies that are not contracting parties removed at the
                    expense of the tenant.

          3.        In the event of unauthorized subletting, the landlord can
                    terminate the lease without notice. Furthermore, he can
                    demand that the tenant terminate the sublease immediately,
                    but within no more than one month. In the event of a
                    sublease or surrender of use to third parties approved by
                    the landlord, the tenant

<PAGE>

                    will be held liable for all actions or assignments of his
                    subtenant or of the party to whom he has surrendered the use
                    of the leased premises.

          4.        In the event of a sublease, the tenant, as a precautionary
                    step, will now assign any claims he may have against the
                    subtenant, as well as any liens, to the landlord in an
                    amount not to exceed the landlord's claims

          5.        Any profits achieved by the tenant from the subletting
                    arrangement are to be surrendered in full to the landlord.


Section 10   Official requirements

          1.        The tenant is solely responsible for any official permits he
                    requires in order to do business on the leased premises.
                    These permits have no effect on the obligation to pay rent
                    or on the date on which the lease begins.

          2.        Structural and operational requirements arising from the
                    commercial operations being conducted by the tenant on the
                    leased premises must be directly fulfilled by the tenant at
                    his own expense.


Section 11   Maintenance and structural changes to the leased premises

          1.        The landlord will have all maintenance work and necessary
                    repairs to the leased premises be completed at his own
                    expense.

          2.        According to the enclosure from Mr. Wormann, architect,
                    operations-specific installation work will be performed on
                    levels 3, 4, 5, and 6 at a cost of DM 40,000.00. (Paint
                    walls, ceilings, and windows white. Freshly paint facade
                    walls, if installed for operational reasons. Re-cover floors
                    with ANTI-STATIC material as specified. Install 32 new glass
                    doors.)

          3.        For these installations, the tenant will pay a maximum
                    surcharge of DM 40,000.00 net (not including sales tax),
                    payable upon occupation of the premises.

          4.        The tenant is obligated to perform, at his own expense, any
                    cosmetic repairs that become necessary during the term of
                    the lease, as well as to maintain shutters, lighting and
                    air-conditioning systems, locks, WATER FAUCETS, TOILETS,
                    DRAINS, HEATING EQUIPMENT, SUN SHADES on windows, and
                    similar features in usable condition, as well as to replace
                    broken panes of glass.

          5.        The tenant must notify the landlord or his agent of any
                    damage to or in the building and in the leased premises as
                    soon as he becomes aware of such

<PAGE>

                    damage. The tenant is liable for any additional damage
                    attributable to tardy notification. In the event of imminent
                    danger, the tenant must himself take the necessary steps to
                    protect the landlord against unavoidable loss.

          6.        The tenant is liable to the landlord for damages
                    attributable to his negligent violation of his obligation to
                    exercise due care, especially if supply and drainage lines,
                    toilet and heating systems, etc., are operated in an
                    improper manner, the premises are inadequately ventilated,
                    heated, cleaned, or insufficiently protected against
                    freezing.

          7.        The tenant is equally liable for damages attributable to the
                    negligent actions of vicarious agents, subtenants, visitors,
                    suppliers, craftsmen, etc.

          8.        The tenant must immediately eliminate any damages for which
                    he is answerable. If, after having received a written
                    warning, the tenant fails to meet this obligation within a
                    reasonable amount of time, the landlord can have the
                    necessary work performed at the expense of the tenant. If
                    there is a risk of imminent damage, written notification and
                    provision of notice is not required.

          9.        The tenant may only undertake structural modifications,
                    especially renovation and the installation of fixtures,
                    built-ins, etc., with the prior written approval of the
                    landlord. The landlord is required to provide his approval
                    if the tenant has a legitimate interest in the modification
                    and if it does not compromise any legitimate interests on
                    the part of the landlord. If the landlord issues such
                    approval, the tenant is responsible for obtaining the
                    necessary official permits. He is responsible for all costs
                    associated with such permits, as well as for the cost of
                    performing the construction work. Building safety may not be
                    compromised by structural changes under any circumstances.
                    The approval must also include a decision regarding whether
                    the built-ins are to remain on the premises or be removed
                    upon termination of the rental period.

          10.       The tenant is liable for all damages incurred in connection
                    with the construction work he undertakes.


Section 12   Improvements or structural changes undertaken by the landlord

          1.        The landlord may undertake improvements or structural
                    changes that become necessary to maintain the building or
                    the leased space, as well as to avert imminent danger or to
                    remove damage, even without the approval of the tenant. This
                    also applies to work that is not necessary but beneficial,
                    such as modernization of the building and the leased
                    premises. The tenant must provide access to the premises in
                    question at all times, and may not obstruct or delay
                    completion of the work.

<PAGE>

          2.        To the extent that the tenant must tolerate the work,
                    asserting claims for damages, offsetting claims, and
                    withholding rent payment are precluded. However, the
                    landlord must, if possible, make necessary allowances for
                    the business interests of the tenant, and may not extend the
                    work for more than four weeks. A share of the rent may be
                    withheld if this limit is exceeded.

          3.        The tenant will bear the cost of any structural
                    modifications or built-ins that become necessary due to
                    changes in the law or official requirements, provided such
                    modifications and built-ins are attributable to his business
                    operation.


Section 13   Landlord's access to the leased premises

          1.        The landlord or his agent is entitled to enter the leased
                    premises during business hours. They are also permitted
                    access at any time in the event of imminent danger.

          2.        If the landlord wishes to sell the property, he or his agent
                    may enter the leased premises, together with potential
                    buyers, during business hours. If the lease has been
                    terminated, he or his agent may enter the leased premises,
                    together with potential tenants, during business hours

          3.        The tenant must ensure that the premises can also be entered
                    during his absence.


Section 14   Landlord's right of lien

          1.        In the interest of exercising his right of lien, the
                    landlord or his agent is entitled to enter the leased
                    premises, alone or in the presence of a witness, at any
                    time. The landlord may remove any objects that are subject
                    to the landlord's lien and place them under lock and key in
                    a location of his choice.

          2.        If property that has been brought in is seized by a third
                    party, the tenant is obligated to notify the landlord
                    immediately.

          3.        The landlord's right of lien for claims arising from this
                    agreement also applies to any items that the tenant has
                    brought into other properties owned by the landlord in
                    connection with other leases concluded with the landlord.


Section 15   Transfer of the lease by the landlord

          Subject to the consent of the tenant, the landlord is permitted to
          allow another person or company to assume from the landlord the rights
          and obligations of the

<PAGE>

          lease, including all collateral agreements, with the effect of
          discharging the landlord's obligation.


Section 16   Termination of the rental period

          1.        Following termination of the rental period, the tenant must
                    return the leased premises to the landlord in a
                    professionally renovated condition. In particular, this
                    means that the walls, ceilings, and windows must be painted
                    and appropriate cleaning work performed.

          2.        Upon vacating the leased premises, the tenant must return
                    all keys to the landlord, including those he procured
                    himself, without demanding payment. Otherwise, the landlord
                    is entitled to open the leased premises at the expense of
                    the tenant, to have them professionally renovated, and to
                    have new locks or keys made.

          3.        The tenant may remove any fixtures he has added to the
                    leased premises. However, the landlord may demand that the
                    fixtures be left on the premises upon termination of the
                    lease if the landlord pays a fee corresponding to their
                    actual cash value. The tenant must remove any built-ins he
                    has had installed and restore the leased premises to their
                    original condition, unless the landlord has agreed that they
                    may remain on the leased premises at no charge.

          4.        The landlord and tenant must discuss the removal of the
                    fixtures and built-ins in a timely manner, so that any
                    agreements in this regard can be reached before the premises
                    are vacated. If the landlord does not assume the tenant's
                    fixtures, the tenant must, at the end of the lease, return
                    the leased premises to the condition in which they were
                    transferred to the tenant.


Section 17   Other agreements

          1.        The tenant is not entitled to assign to third parties any
                    claims and rights against the landlord to which he is
                    entitled.

          2.        The tenant declares that he has been entered into the
                    commercial register of .......

          3.        There are no collateral agreements to this lease. To be
                    legally effective, supplementary agreements must be made in
                    writing.

          4.        If desired, the tenant will be granted the right of first
                    refusal to the leased premises. The parties are in agreement
                    that the right of first refusal must be exercised in
                    officially certified form to be effective.

<PAGE>

          5.        Should a provision of this agreement be of no effect, the
                    actual intention shall apply.


Munich, dated July 27, 1995               Augsburg, dated August 9, 1995



Mair GmbH & Co. KG                        Or Industrial Computers GmbH

- Landlord -                              - Tenant -





<PAGE>



Section 1    Leased property

          1.        The following areas are being leased in the property
                    constructed on the premises located at Memminger Stra(beta)e
                    14 in Augsburg:

<TABLE>
<CAPTION>
                                             Surface area    Price (DM)   Total monthly rent
                                            (square meters)                      (DM)
          --------------------------------- --------------- ------------- ------------------
<S>                                               <C>            <C>           <C>     
          Ground floor without vestibule          452            10.50         4,746.00
          2nd floor                               580            10.50         6,090.00
          3rd floor                               446            10.50         4,683.00
          4th floor                               446            10.50         4,683.00
          Parking spaces                           30            30.00           900.00

                                                                              21,102.00
                                                                              =========
</TABLE>

                    Following the renovation, the number of square meters will
                    reestablished according to new measurements; the rent will
                    be recalculated on the basis of the new measurements.

          2.        The landlord shall only be held liable for structural
                    defects in the event of gross negligence.

          3.        The tenant engages in the manufacture and sale of electronic
                    devices, as well as hardware and software, in the leased
                    space. He is also entitled to engage in similar business
                    operations in the leased space. The leased premises may only
                    be used for other purposes with the prior written approval
                    of the landlord.

          4.        The tenant has been issued a sufficient number of keys for
                    the duration of the rental period. The tenant agrees to
                    return all keys upon termination of the rental period. Steps
                    must be taken to ensure that the leased premises can be
                    sealed off against the remainder of the building for
                    insurance purposes. The necessary measures will be
                    coordinated with the architect. The tenant shall be
                    responsible for the resulting costs.

          5.        The rent will be increased annually by 2.5% on January 1st
                    of each year. Each increase will be based on the most recent
                    applicable rent.


Section 2    Term of lease

          1.        The lease begins on January 1, 1996 or upon occupation of
                    the premises, but no later than February 1, 1996. It cannot
                    be terminated during the first five years, until December
                    31, 2001 or December 31, 2002.

<PAGE>


                                          Augsburg, [illegible date]










<PAGE>

              AMENDMENTS TO THE LEASE [FOR THE PROPERTY LOCATED AT]

                                MEMMINGER STR. 14


                                     between

                               MAIR GMBH & CO. KG

                    NEDERLINGER STRA(BETA)E 11, 80638 MuNICH




                                       and



                          OR INDUSTRIAL COMPUTERS GMBH

                      SIEGLINDENSTR. 19 1/2, 86152 AUGSBURG


PAR. 1, SECTION 5
Steps must be taken to ensure that the leased premises can be sealed off against
the remainder of the building for insurance purposes. The necessary measures
will be coordinated with the architect.

PAR. 2, SECTION 2
A rent amount conforming to local custom shall be used as the point of reference
for extensions.

PAR. 2, SECTION 3
The agreed conditions shall also apply to the new areas, but only if a lease is
concluded for these areas within the next five years.

PAR. 2, SECTION 4
Termination may be effected by registered letter or by fax.

PAR. 5, SECTION 2K
To be deleted without replacement.

PAR. 5, SECTION 2L

<PAGE>

To be deleted without replacement.

PAR 5, SECTION 5
Incidental costs will be billed in proportion to the property rented.

PAR. 6, SECTION 4
The tenant has the option of storing his effects at no charge for up to one
month prior to occupation of the premises (as permitted by renovation work).

PAR. 9, SECTION 5
If the tenant opts to rent the entire property within five years, he may
temporarily sublet segments of the property at a higher price per square meter.
However, this shall only apply during the first five years of the lease.

PAR. 11, SECTION 2
The tenant will be responsible for the cost of installing new unpainted drywall,
including the corresponding electrical wiring, at a total cost not to exceed DM
40,000.00. The landlord will be responsible for the cost of subsequent work
performed in accordance with the tenant's instructions. Plans will be
coordinated with the architect. Additional changes will be charged to the
tenant. The landlord will bear the cost of demolition and removal of drywall,
painting the walls, ceilings, and windows, installation of conductive floors, as
well as the installation of clear full glass doors (no more than 10 units per
floor).

PAR. 11, SECTION 4
Cosmetic repairs are subject to legal requirements, as well as to the fact that
the property is being transferred in perfect condition, as documented in a
property transfer report.


Munich, August 18, 1995



Mair GmbH & Co. KG                                Or Industrial Computers GmbH

- Landlord -                                      - Tenant -


<PAGE>

           Second amendment to the lease [for the property located at]

                                Memminger Str. 14


                           between Mair GmbH & Co. KG

                                       and

                          Or Industrial Computers GmbH


According to the enclosed ground floor plan of outside facilities, EFFECTIVE
MARCH 1, 1997, you will receive


             2 additional parking spaces, bringing the total number to 32.



According to our letter of January 9, 1997, the new rent effective March 1, 1997
is:


                                                         DM   21,629.55  net
+ parking spaces @ DM 30.00 each   DM 60.00
+ 2.5% rent increase               DM 1.50               DM       61.50
                                                         ---- ----------
                                                         DM   21,691.05
                                             + 15% VAT'  DM    3,253.66
                                                         DM   24,944.71  gross
                                                         ---- ---------- -----




Munich, dated March 6, 1997                  Augsburg, dated March 12, 1997



Mair GmbH & Co. KG                           Or Industrial Computers GmbH

- Landlord -                                 - Tenant -


<PAGE>

         Addendum/amendment to the lease dated July 27 / August 9, 1995

Due to the installation of current meters by the Augsburg Municipal Works, the
interim meters are no longer needed. Current consumption will now be measured at
individual tenant meters provided by the City of Augsburg. A meter will also be
installed for the common areas.

This general meter covers:                           - stairwell lighting
                                                     - elevator
                                                     - heating

As with individual tenants' consumption, this meter will also be read and a bill
provided by the City of Augsburg.

To simplify invoicing, the tenant, Or Industral Computers, will assume the costs
for the remaining tenants and will allocate these costs further according to the
following distribution key:

                       Or                          63.04%   =      1.924 m2
                       C&S                         36.62%   =        965 m2
                       Hofmeister                   5.34%   =        163 m2
                                                                ------------
                                                                3,052 m2


The distribution key will be revised if there are any changes in the areas being
leased.

After preparing an estimate, the Augsburg Municipal Works will require a monthly
installment payment, to which all tenants will contribute. The same applies to
water and other utilities, as well as maintenance, but does not apply to heating
oil.

The cost of heating oil will be distributed among all tenants on the basis of
the previous year's total oil bill and the distribution key and will be
converted into a monthly fixed installment, which will be paid, as described
earlier, to the primary tenant listed below.

The monthly flat rate for power used in common areas, maintenance, water, and
sewage is initially set at DM 1,200.00 for all parties (to be distributed
according the distribution key). Depending on consumption, this flat fee may be
reassessed in the following year.

The primary tenant,


<PAGE>

       OR INDUSTRIAL COMPUTERS GMBH,

is in agreement with the handling of internal invoicing, while the tenants,

       Or Industrial Computers                       ground floor to 4th floor,
       C&S Computer + Software                       5th and 6th floors,
       Elisabeth Hofmeister                          basement rooms,

are in agreement with the handling of distribution [of expenses] and assumption
of the cost of shared electricity.

The [cost of] heating oil will be immediately reallocated based on the
distribution key, depending on the invoice.



<PAGE>

This agreement also establishes that the primary tenant, Or, will be responsible
for ordering fuel, as well as for paying power and water bills.

To cover the expense of the resulting invoicing and monitoring activities, a
temporary annual fee of DM 750.00 per tenant will be assessed. This fee will be
established jointly in relation to actual expenses.

This fee for expenses includes:

          -         monitoring the heating oil supply
          -         ordering heating oil and handling its delivery
          -         invoice allocation among the tenants
          -         inspecting the furnace room and monitoring the heating
                    system's operation and potential problems - allocation of
                    the cost of electricity for common areas among the tenants -
                    elevator monitoring and maintenance administration


The following parties are in agreement with the addendum to the lease:

          Or Industrial Computers
          C&S Computer + Software
          Elisabeth Hofmeister


Munich, November 26, 1997                    Augsburg, November 24, 1997

Mair, landlord                               Or, tenant


                                             Augsburg, November 24, 1997

                                             C&S, tenant


                                             Augsburg

                                             Hofmeister, tenant